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Originally Posted by retiredguy123
I agree. Replacing your roof is the most expensive maintenance/upgrade you can make. Doing this just to sell a house is a financial mistake. For the same amount of money, you could replace the HVAC system, water heater, washer and dryer, and every appliance in your kitchen. Or, you could do a complete kitchen renovation. Or, you could replace all the flooring. Any of these things would make it easier to sell your house because that is what most buyers look at.
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I don't think older appliances are going to prevent someone from obtaining home insurance. A roof near EOL definitely will make it much more difficult. Unless you find buyers who are woefully uninformed about the new policies, it will be a big factor.
Why would anyone buy a house where there is a concern about obtaining insurance? Only if you gave them an incredible deal.
The AC is a good point. If you replace it with a 410A condenser, then you will have at least 15 years before they have to worry about a new one. There are already approved alternatives for 410A refrigerant which is being phased out. After 2025 it will be much more difficult to find 410A condensers which means you may have to replace the inside unit too. That costs almost as much as a roof.